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HomeMy WebLinkAboutPSD-024-18 AddendumClarftwn Planning Services Public Meeting Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: April 23, 2018 Report Number: Addendum to PSD -024-18 Resolution Number: PD -080-18 & PD -081-18 File Number: ZBA2016-0010 By-law Number: Report Subject: A revised application by MODO Bowmanville Towns Ltd. for a rezoning to permit 414 residential units in a townhouse and apartment development in the Bowmanville West Urban Centre Recommendations: That Report PSD -024-18 be received; 2. That Addendum Report PSD -024-18 be received; 3. That the revised Zoning By-law Amendment application (ZBA 2016-0010) submitted by MODO Bowmanville Towns Ltd. be approved as contained in Attachment 1 to Addendum Report PSD -024-18; 4. That notwithstanding Section 45(1.3) of the Planning Act, Council permits the submission of minor variances application to the Committee of Adjustment for relief from the maximum lot coverage and minimum landscape open space provisions of the zoning for the subject lands, if necessary; 5. That once all conditions contained in the Official Plan with respect to the removal of the (H) Holding Symbol are satisfied, the By-law authorizing the removal of the (H) Holding Symbol be approved; 6. That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -024-18, Addendum Report PSD -024-18 and Council's decision; and 7. That all interested parties listed in Addendum Report PSD -024-18 and any delegations be advised of Council's decision. Municipality of Clarington Addendum to Report PSD -024-18 Report Overview Page 2 This is an addendum report to PSD -024-18 that was referred to the April 23, 2018 Planning and Development Committee meeting. This is also a joint public meeting and recommendation report for approval of a revised application by MODO Bowmanville Towns Ltd. in the Bowmanville West Urban Centre. Staff are recommending approval of the revised rezoning application for a 414 unit townhouse and apartment development with an overall minimum density of 170 units per hectare. 1. Background 1.1 On March 19, 2018, Report PSD -024-18 (Attachment 2) recommended that Council deny the application by MODO Bowmanville Towns Ltd. for a 103 unit townhouse project. Council passed an alternate resolution as follows: Resolution # C- 096- 18 Moved by Councillor Hooper seconded by Councillor Partner That Report PSD -024-18 be referred back to Staff; That further meetings be scheduled with the developer to consider alternatives; and That staff report back by the April 23, 2018 Planning and Development Committee meeting with options for Council to consider regarding development on the subject lands. 1.2 Staff met with representatives from Kaitlin on March 26, 2018 to discuss revised development scenarios and Staff received a revised proposal on March 27, 2018. Below is a comparison of the original and revised applications: Original Application 42 dual frontage townhouse units 61 back to back townhouse units TOTAL: 103 units Revised Application 152 stacked townhouse units 72 apartment units in a 6 storey building 190 apartment units in an 11 storey building TOTAL: 414 units 2.1 A Notice of Public meeting was mailed on March 29, 2018 to inform all existing interested parties, in addition to all residents and businesses within 120 metres of the revised proposal and the public meeting details. Municipality of Clarington Addendum to Report PSD -024-18 Page 3 The original and revised concept plans are included as Figure 1 and Figure 2 respectively. i BOSWELL ❑RIVE ADDITIONAL LANDS OWNED BY THE APPLICANT PROPOSED ALIGNMENT FOR OLARINGTON BOULEVARD 4 I� I FUTURE DEVELOPMENT , a• LEGEND F—I A.SmBual Fr F-1 - 5.5m Dual pDual Fr.0.0 Ml -kwltYAM 7-1 Figure 1: Original Conceptual Site Plan for MODO South Municipality of Clarington Addendum to Report PSD -024-18 Page 4 ADDITIONAL LANDS OWNED BY 7H APPLICANT BOSW � + I DR VEL i I { PROPOSED ALIGNMENT FOR ---------------------- I CLARINGTON BOULEVARD I FUTURE DEVELOPMENT x � ---------------------- LU I 4 1 . 1 I I X 0.' L I LU I l ; I^Iea:k to sarksmcked I -r, D%%-nhouser, (4-55wrey) fes.' t �C' c �tara� Apartment Building i I Storms Apa rtment Building ' ly wy Ell single Storey perk Parking I I I y Figure 2: Revised Conceptual Site Plan for MODO South 2. Public Comments on Revised Proposal 2.1 Notice of the revised application and the Public Meeting scheduled for April 23, 2018 was mailed on March 29, 2018. At the time of writing this report, two area residents who were involved during the review of the original proposal reiterated concerns about impacts to the neighbourhood, density and traffic from the proposal and number of units. 2.2 Staff received comments from two prospective purchasers who had questions about the application and its status. A copy of denial Report PSD -024-18 and the Notice of Public Meeting with a copy of the latest revised concept plan were provided. 2.3 During the circulation of the revised proposal, one resident raised general concerns regarding the concentration of density around the GO Station. Municipality of Clarington Addendum to Report PSD -024-18 3. Staff and Agency Comments Page 5 The revised concept plan was forwarded to Regional Planning, the Central Lake Ontario Conservation Authority and Clarington Engineering Services. No new comments were raised with respect to the increase in density. All previous comments remain valid and must be addressed as part of the required site plan and condominium approvals. 4. Discussion Implementing the Bowmanville West Urban Centre Vision 4.1 Report PSD -024-18 provided significant discussion about the need for high density developments in Urban Centres and within Transportation Hubs in relation to planning objectives to contain sprawl, protect agricultural land, maximize return on transit investment so as to encourage higher levels of service in the future. Higher densities are an important element of creating a vibrant urban centre. 4.2 Following discussions with the applicant, the revised concept plan provides for stacked back-to-back townhouse units and introduces apartments. This revised plan better reflects what Staff had requested though the review of the application. There is higher density in compliance with the Official Plan while at the same time providing for a transition to the existing residential area east of Green Road. 4.3 While a comprehensive site plan has not been prepared and the design of the buildings is not advanced, the revised development would generate a density of approximately 173 units per net hectare, versus the original proposal that had a density of approximately 43 units per hectare. This is roughly split between approximately 120 units per net hectare for the stacked townhouses and 235 units per hectare for the apartments. The higher density is achieved due to the underground parking and the one level parking deck built into the railway berm. 4.4 While the net density of 173 units per net hectare for the entire site is technically falls short of the density target for Transportation Hubs, it is a significant improvement recognizing the vision contemplated in the Official Plans and the Provincial Growth and Regional Transportation Plans. The application, originally submitted in 2016, is a transitional application that will largely comply with the new policy regime. This revised proposal makes a significant contribution to integrate land use and transit infrastructure planning. Traffic 4.5. Traffic around the Bowmanville West Urban Centre will be at higher levels since this area is planned as the focal point of growth in the community. Over time, roads and intersections have been and will continue to be built and improved to provide for a grid system to disperse traffic easier. A roundabout will be constructed this year at Green Road as it intersects with Clarington Boulevard and Boswell Avenue. In the future traffic lights will be installed at Green Road and Prince William Boulevard intersection. Transit and active transportation networks will also be improved over time. The active Municipality of Clarington Addendum to Report PSD -024-18 Page 6 transportation network is one focus of the Secondary Plan study which is getting underway. Despite continuing improvements, it must be recognized that as the area with the highest concentration of activities in the Municipality, traffic levels for vehicles and pedestrians will also be much higher. Increasing Housing Diversity 4.6 The proposal provides for three different housing types. The back-to-back stacked townhouses will be the first units of this type in Clarington. The courtyard setting at grade will provide be markedly different and quite attractive with parking below grade. The apartments on the site provide for accessible housing suitable for persons with mobility issues, a range of incomes and suitable for people in many stages of life. This six storey apartment could be built with wood construction so it can be offered at a different price point than the concrete and steel construction for the higher 11 storey apartment building. Implementing Urban Design Objectives 4.7 The proposal meets key urban design criteria for Regional Centres and Priority Intensification Areas including: x Buildings are sited to create a strong street edge; x entrances are clearly visible and directly accessible to the municipal sidewalk; x buildings would enhance the built environment with attention to massing, building articulation and building materials; and x adequate light and privacy for building occupants and adjacent properties. Urban design will be further reviewed at the site plan stage. The site design also provides for appropriate transitions as discussed below. Transition to the Neighbourhood to the West 4.8 The revised proposal provides for a good transition to existing neighbourhood to the west side of Green Road. The previous proposal provided for dual frontage townhouses that were three stories tall but with an optional rooftop amenity area that provided a fourth storey. Municipality of Clarington Addendum to Report PSD -024-18 Page 7 LE ■ ■■■ aro ■ ��� - �� Figure 3: Street view of MODO Dual frontage townhouses 4.9 The revised proposal is for stacked townhouses with a total of four floors with a rooftop amenity area as shown below. In essence this provides for a similar massing along the Green Road frontage and a portion of the Clarington Boulevard frontage. The higher density is achieved as a result of underground parking for the units. Instead of driveway parking areas, there would be a courtyard amenity area. Access from the below -grade parking to the units would be through centralized access points within the courtyard. The ground floor units have a private amenity area at grade and the upper floor units may have a rooftop amenity area. Figure 4: Street view of Sample Stacked Townhouses Municipality of Clarington Addendum to Report PSD -024-18 Alp Page 8 Figure 5: Courtyard view of Sample Stacked Townhouses 4.10 To the east of the proposed townhouses fronting on Clarington Boulevard, the applicant is proposing a six storey apartment building. A sample elevation shown below. This would provide a transition between the 12 storey apartment buildings at 55 and 51 Clarington Boulevard and the four storey stacked townhouses. Figure 6: Elevation of sample Six Storey Apartment Building Municipality of Clarington Addendum to Report PSD -024-18 Page 9 4.11 Although the Secondary Plan update for the Bowmanville West Urban Centre has only recently commenced, this project implements the scale of development appropriate for the predominant Urban Centre, increases the diversity of housing types and generally meets the urban design goals of the Official Plan. Approval of the proposal at this time is not considered to jeopardize the update to the Bowmanville West Urban Centre Secondary Plan. Recommended Zoning By-law Amendment 4.12 Two site specific Urban Residential zones are recommended. The R3-55 Zone would permit the stacked townhouse component on the west side of the site along Green Road with a density range between 100 and 120 units per hectare. The R4-43 Zone permits apartments with a density range between 200 and 240 units per hectares. Apartment building heights are permitted to range between six and 11 storeys, while townhouse blocks would range between four and five storeys in height. Special provisions in the R3-55 and R4-43 Zones will allow for required parking and amenity space to be calculated across the two zones. 4.13 The zoning of the lands reflects the transition in built form as discussed in Section 4.8 by permitting the townhouse component on the west side adjacent to Green Road, with the 6 and 11 storey buildings on the east side, transitioning to the 12 storey proposal at 51-55 Clarington Boulevard. 4.14 A front yard setback of six metres is provided for the apartment buildings which is consistent with the project to the east at 51-55 Clarington Boulevard. Townhouse units will have minimum setbacks of two metres to the porch and four metres to the dwelling along both Green Road and Clarington Boulevard, consistent with the units in MODO North. Special provisions relating to the parking structure, indoor and outdoor amenity space and drive aisle width to accommodate municipal waste pickup are also provided. 4.15 The current site plan shows that the current Zoning By-law requirements for resident and visitor parking can be satisfied therefore no site specific parking regulations are required. 4.16 It is anticipated that the development proposal can satisfy the standard R3 and R4 regulations in all other respects, including lot coverage, setback from the railway and landscape open space. However, since the site plans have not been detailed, it is recommended that the applicant be provided the opportunity to apply to the Committee of Adjustment within the 2 -year timeout period for lot coverage and landscape open space provisions, if necessary. Special Conditions for Removal of the Holding Symbol 4.17 While there are technical aspects of the development to resolve through site plan approval, the applicant has addressed issues in order to recommend approval of the rezoning application. Municipality of Clarington Addendum to Report PSD -024-18 Page 10 4.18 Special terms and conditions are to be implemented through the approved site plan drawings and the site plan agreement. The following must be addressed prior to removing the Holding (H) Symbol: x Archaeological clearance to satisfaction of the Ministry of Tourism Culture and Sport. x An updated Noise and Vibration Impact Study prepared to the satisfaction of CP Railway and Metrolinx and inclusion of any recommendations and mitigation techniques in the site plan design and development agreement to the satisfaction of the Region of Durham. x Updated Phase 1 Environmental Site Assessment and sign off from Qualified Professional for Environmental Site Assessment to the satisfaction of the Region of Durham. 4.19 Taxes owing to the Municipality of Clarington have been paid in full. 5. Concurrence Not Applicable. 6. Conclusion In consideration of all agency, staff and public comments, it is respectfully recommended that the revised rezoning application to permit a 414 unit multi -residential development in the Bowmanville West Urban Centre by MODO Bowmanville Towns Ltd be approved. 7. Strategic Plan Application The recommendations contained in this report conform to the Strategic Plan. Municipality of Clarington Addendum to Report PSD -024-18 Submitted by: David J. Crome, MCIP, RPP Director of Planning Services Reviewed by: Page 11 Andrew C. Allison, B.Comm, LL.B Chief Administrative Officer Staff Contact: Anne Taylor Scott, Senior Planner, 905-623-3379 ext. 2414 or ataylorscott(a)-clarington.net ATS/CP/DJC/nl Attachments: Attachment 1 — Proposed Zoning By-law Amendment Attachment 2 — Report PSD -024-18 The list of the interested parties to be notified of Council's decision is available in the Planning Services Department. I:\ADepartment\LDO NEW FILING SYSTEMWpplication Files\ZBA-Zoning\2016\ZBA2016-0010 MODO\Staff Report\Recommendation Apr 23 2018Wddendum Report To PSD-024-18.Docx Attachment 1 to Addendum Report PSD -024-18 Corporation of the Municipality of Clarington By-law Number 20 - being a By-law to amend By-law 84-63, the Comprehensive Zoning By-law for the Corporation of the Municipality of Clarington Whereas the Council of the Corporation of the Municipality of Clarington deems it advisable to amend By-law 84-63, as amended, of the Corporation of the Municipality of Clarington for ZBA 2016-0010; Now Therefore Be It Resolved That, the Council of the Corporation of the Municipality of Clarington enacts as follows: 1. Section 14.6 "Special Exceptions — Urban Residential Type Three (R3) ZONE" is hereby amended by adding thereto, the following new Special Exception: "14.6.55 Urban Residential Exception (R3-55) ZONE Notwithstanding 3.1 g. iv), 3.16 d., 14.1 a., 14.4 a. c., e., f. and g., those lands zoned "R4-43" on the Schedules to this By-law permitted uses shall also include Stacked Townhouse Dwellings, and shall only be used subject to the following zone provisions: a. Density i) minimum 100 units per net hectare ii) maximum 120 units per net hectare b. Yard Requirements for Stacked Townhouse Dwellings (minimum) i) Front Yard i. Dwelling 4.0 metres ii. Porch 2.0 metres ii) Exterior Side Yard i. Dwelling 4.0 metres ii. Porch 2.0 metres iii) Interior Side Yard 5 metres iii) Minimum setback to a private street, parking space or sidewalk 1.5 metres iv) Minimum setback between dwellings without a common wall 5.5 metres C. Stacked Townhouse Dwelling Height i) Minimum 4 storeys ii) Maximum 5 storeys d. Parking Aisle Width (minimum) 6.5 metres e. Parking Structure Regulations i) Setback from property line (minimum) 0.5 metres ii) Height of Parking Deck Structure (maximum) 4 metres above at -grade parking iii) No portion of the underground parking structure, above finish grade, shall be located within the front yard or exterior side yard, with the exception of air intake or exhaust shafts not exceeding 0.5 metres above finished grade. f. Bicycle Parking (minimum) i) 0.5 space per dwelling unit ii) 75% of the required spaces shall be within a building or structure. g. Minimum outdoor amenity space 4 square metres per unit" h. Required amenity space and parking spaces may be provided in adjacent R4-43 Zone. i. The provisions of Section 3.1 g. (iv) continue to apply, except where they are in conflict with the yard requirements for a porch in Section 14.6.55 b. of this exception zone. j. Required amenity space and parking spaces may be provided in adjacent R4-43 Zone." 2. Section 15.4 "Special Exceptions — Urban Residential Type Four (R4) ZONE" is hereby amended by adding thereto, the following new Special Exception: 15.4.43 Urban Residential Exception (R4-43) ZONE Notwithstanding 3.1 g. iv), 3.16 d., 15.2 a. and c. i) and ii), 15.2 g., 15.2 h., 15.2 i, those lands zoned "R4-43" on the Schedules to this By-law permitted uses shall only be used subject to the following zone provisions: a. Density i) minimum 200 units per net hectare ii) maximum 240 units per net hectare b. Yard Requirements (minimum) i) Front Yard 6 metres ii) Interior Side Yard 4 metres C. Building Height i) Minimum 6 storeys ii) Maximum 11 storeys d. Parking Aisle Width (minimum) 6.5 metres e. Parking Structure Regulations i) Setback from property line (minimum) 0.5 metres ii) Height of Parking Deck Structure (maximum) 4 metres above at -grade parking iii) No portion of the underground parking structure, above finish grade, shall be located within the front yard or exterior side yard, with the exception of air intake or exhaust shafts not exceeding 0.5 metres above finished grade. f. Bicycle Parking (minimum) i) 0.5 space per dwelling unit ii) 75% of the required spaces shall be within a building or structure. g. Minimum indoor amenity space 2 square metres per unit h. Minimum outdoor amenity space 4 square metres per unit" Required amenity space and parking spaces may be provided in adjacent R3-55 Zone. Any communication equipment other than an antenna must be contained within the building or mechanical penthouse." 2. Schedule `3' to By-law 84-63, as amended, is hereby further amended by changing the zone designation from: "Agricultural (A) Zone" to "Holding - Urban Residential Exception ((H)R3-55) Zone" and Agricultural (A) Zone" to "Holding - Urban Residential Exception ((H)R4-43) Zone" as illustrated on the attached Schedule `A' hereto. 3. Schedule `A' attached hereto shall form part of this By-law. 4. Special provisions for removing the (H) Holding Symbol from the R3-55 and R4-43 Zone. In addition to the general provisions of the Official Plan with respect to the removal of the (H) Holding symbol, Council shall only enact a by-law to remove the (H) Holding Symbol from the R3-55 and R4-43 Zone when: a) Durham Region provides clearance with respect to the Environmental Site Assessment, Archaeological Study, and Noise Study; 5. This By-law shall come into effect on the date of the passing hereof, subject to the provisions of Section 34 and 36 of the Planning Act. By -Law passed in open session this day of 12018 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk This is Schedule "A" to By-law 2018- , passed this day of , 2018 A.D. Q O O Z ry Q Z J LU U LU ryLU 0 U Z O QPRINCE WILLIAM BOULEVARD Z O M G� CLARINGTON BOULEVARD 0 LU P Uj G 1� Zoning Change From "A" To "(H)R3-55" N Zoning Change From "A" To "(H)R4-43" Bowmanvilie • ZBA 2016-0010 • Schedule 3 Adrian Foster, Mayor C. Anne Greentree, Municipal Clerk ciffftwil $ W W D F K P H C 5 H S R U W Planning Services Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: March 12, 2018 Report Number: PSD -024-18 Resolution Number: File Number: ZBA 2016-0010 By-law Number: Report Subject: An Application by MODO Bowmanville Towns Ltd for a rezoning to permit a 103 townhouses in the Bowmanville West Urban Centre Recommendations: 1. That Report PSD -0 -18 be received; 2. That the Zoning By-law Amendment application (ZBA 2016-0010) by MODO Bowmanville Towns Ltd. (Kaitlin Corporation) for 103 townhouses on lands south of the future extension of Clarington Boulevard be denied; 3. That the Durham Regional Planning and Economic Development Department and Municipal Property Assessment Corporation be forwarded a copy of Report PSD -0 -18 and Council's decision; and 4. That all interested parties listed in Report PSD -0 18 and any delegations be advised of Council's decision. Municipality of Clarington Report PSD -024-18 Page 2 Report Overview It is recommended that the proposed Zoning By-law amendment for 103 unit townhouse development at the south east corner of the future intersection of Green Road and Clarington Boulevard be denied. The lands are located within 500 metres of the future Bowmanville GO rail station, an identified Transportation Hub in the Regional and Clarington Official Plans. Greater density is required on this site to meet the objectives of the Provincial Growth Plan for the Greater Golden Horseshoe, the Regional Official Plan and the Clarington Official Plan and to help build the business case and demonstrate Council's commitment to bring all day GO train service to Bowmanville as soon as possible. Of all locations in Clarington, the Bowmanville West Urban Centre is the area most suited for the highest levels of density in the Municipality, being the predominant centre for commercial, residential and other activity. The lands are within the Built Boundary and have been identified as a Priority Intensification Area. The Municipality is currently undertaking a review of the Bowmanville West Urban Centre Secondary Plan to bring it into conformity with the upper level plans. 1. Application Details 1.1 Owner/Applicant: 1.2 Proposal: 1.3 Proposed Density 1.4 Area: 1.5 Location: 1.6 Roll Number: MODO Bowmanville Towns Ltd. (Kaitlin Corporation). To rezone the lands from the existing Agricultural (A) zone to appropriate zones to permit a proposed site plan containing 42 dual frontage townhouses, 60 back-to-back townhouses and one conventional townhouse, (total 103 units). 43 units per hectare 2.4 hectares 1535 Green Road, located on the east side of Green Road, south of the future extension of Clarington Boulevard, Bowmanville (Part of Lot 16, Concession 1, Former Township of Darlington) 1817 010 020 16800 1.7 Within Built Boundary: Yes Municipality of Clarington Report PSD -024-18 2. Background Page 3 2.1 The subject application was deemed complete on May 9, 2016. A Public Information Centre was held on May 25, 2016, and Public Meetings were held June 6, 2016 and March 13, 2017. The current site plan proposal is shown on Figure 1. 2.2 The subject lands are a block within a draft plan of subdivision that was approved on April 25, 2017. This plan of subdivision provided for the extension of Clarington Boulevard from its current terminus to connect with Green Road. 2.3 A site plan application on the subject side was submitted on October 14, 2016. It has been through two submissions. The proposed site plan provides for 5.5 metre wide dual frontage townhouses along the street edges and 6.5 metre back-to-back townhouses in the interior. The most significant concern raised by staff has been the need for more varied built form and higher net density on site. BOSWELL DRIVE oc a C7 X LL ADDITIONAL LANDS OWNED BY THE APPLICANT PROPOSED ALIGNMENT FOR CLARINGTON BOULEVARD FUTURE DEVELOPMENT f LEGEND Figure 1: Conceptual Site Plan for MODO South Municipality of Clarington Report PSD -024-18 Page 4 2.4 A number of studies were submitted and circulated for comments. A summary of these reports is included in Section 7 of this report: x Urban Design Brief x Functional Servicing Report x Traffic Impact Study x Noise and Vibration Feasibility Study x Energy Conservation and Sustainability Plan x Phase I Environmental Site Assessment x Archaeological Assessment 3. Land Characteristics and Surrounding Uses 3.1 The subject lands are relatively flat and are vacant. The dwelling and buildings were demolished in 2016. No significant environmental features are present on or near the site. 3.2 The surrounding uses (Figure 2) are as follows: North - Proposed medium density townhouse development. South CP Railway; existing low-rise apartment buildings along Aspen Spring Drive. East - Vacant lands subject to future High Density development applications. West - Municipal park and existing single detached residential dwellings. 3.3 The future GO Rail station for Bowmanville is located approximately 350 metres east of the subject site. Municipality of Clarington Report PSD -024-18 Page 5 Existing Cohn ercial Uses ~ ' ILI L. x� P_fince William Boulevard t - EKistirlg iMunicipal {. k 4, ".GO Sits I ` development' o * I LO + i Future Fui ure E xten �i o n of �,e 09(Ce : OO site O Y =Townh 'e e0 C+1' Apartm ri . D vslbitfsr«tI ! ,glUnder;t %4•i .�.. q 1 =(7 3 'Units) Construction tt Q T i Park ,' • `� 'Subject Lands Yt IV- 1 Figure 2: Subject lands and surrounding area Figure 3: View of Subject Site from Green Road Park on west side of Green Road Municipality of Clarington Report PSD -024-18 3.4 Kaitlin has other development applications in process in the general area: Modo North Page 6 A project on the north side of Clarington Boulevard known as MODO North, which is partially zoned and would have 112 townhouses; Figure 4: Conventional Townhouses proposed for MODO North Figure 5: Dual Frontage Townhouses proposed for MODO North 51 and 55 Clarington A project abutting to the east known as 51 and 55 Clarington Boulevard, which is for 434 condominium apartment units in two 12 storey buildings. Municipality of Clarington Report PSD -024-18 Page 7 Figure 6: Proposal for 55 Clarington Boulevard, east of the subject site MODO Urban Towns and Apartments A project known as MODO Urban Towns and Apartments on Brookhill Boulevard which is north of the SmartREIT facility containing Walmart and Canadian Tire. It is proposing a mixture of low rise apartments, containing 186 units and 127 townhouses. Illp�lllllll� _ z� Im Figure 7: Dual Frontage Townhouses proposed along Brookhill Boulevard Municipality of Clarington Report PSD -024-18 4. Provincial Policy Provincial Policy Statement Page 8 4.1 The Provincial Policy Statement identifies settlement areas as the focus of growth. Land use patterns shall be based on densities and a mix of land uses that efficiently use land, resources and infrastructure. 4.2 Opportunities for redevelopment and intensification must be promoted. Municipalities must provide a variety of housing types and densities, and a range of housing options that are affordable to area residents. 4.3 Healthy and active communities should be promoted by planning public streets to be safe, meet the needs of pedestrians, foster social interaction and facilitate active transportation and community connectivity. Compact and diverse developments promote active modes of transportation such as walking and cycling. Provincial Growth Plan 4.4 The subject lands are located within the defined Built Boundary of Bowmanville. Population and employment growth will be accommodated by directing a significant portion of new growth to the built up areas through intensification and efficient use of existing services and infrastructure. A minimum of 40 percent of all residential development occurring annually within each upper tier municipality will be within the built up area. 4.5 The development of complete communities is encouraged by promoting a diverse mix of land uses, a mix of employment and housing types, high quality public open space and easy access to local stores and services. New transit -supportive and pedestrian - friendly developments will be concentrated along existing and future transit routes. 4.6 The Growth Plan provides for higher density targets along transit corridors and around transit stations, including the subway network, light rail lines, bus rapid transit routes and the GO Transit network. 4.7 Major transit station areas on priority transit corridors will be planned in a transit - supportive manner that maximizes the size of the area and the number of potential transit users that are within walking distance of the station. A major transit station area is generally defined as the area within approximately 500 metre radius of a transit station, representing about a 10 minute walk. 4.8 Major transit station areas will be planned for a minimum density target of 150 residents and jobs combined per hectare for those that are served by the GO Transit rail network. 4.9 Within major transit station areas on priority transit corridors, land uses and built form that would adversely affect the achievement of the minimum density targets in the Growth Plan will be prohibited. Municipality of Clarington Report PSD -024-18 Page 9 4.10 Decisions on transit planning and investment will be made based on many factors including the following: x Prioritizing areas with existing or planned higher residential or employment densities to optimize return on investment and the efficiency and viability of existing and planned transit service levels; x Increasing the capacity of existing transit systems to support strategic growth areas; and x Expanding transit service to areas that have achieved, or will be planned to achieve, transit -supportive densities and provide a mix of residential, office, institutional and commercial development. 4.11 The application does not conform to the Growth Plan. 5. Official Plans Durham Regional Official Plan 5.1. The subject lands are within a Regional Centre. Regional Centres provide a full array of institutional, commercial, major retail, residential, recreational, cultural, entertainment and major office uses. Regional Centres function as places of symbolic and physical interest for the residents, and shall provide identity to the area municipalities within which they are located. 5.2 Regional Centres shall support an overall, long-term density target of at least 75 residential units per gross hectare and a floor space index of 2.5. Gross densities are measured over the entire Secondary Plan area. 5.3 Development in Regional Centres shall be based on the following principles: x Compact urban form which is transit -supportive; x Provides a mix of uses and opportunities for intensification; x Follows good urban design principles with focus on public spaces and pedestrian connections, with parking to the rear or within buildings; and x Enhances grid connections for pedestrians and cyclists. 5.4 The Bowmanville Regional Centre is designated as a Transportation Hub. A Transportation Hub is a major destination which will provide transfers between different modes of transit service. Development within approximately 500 metre radius or 10 minute walk should be mixed use or at higher density to support future transit services. 5.5 Green Road is identified as a Type B Arterial Road. As the site is adjacent to an arterial road and the railway, noise and vibration impacts must be mitigated in accordance with Ministry of Environment guidelines. Municipality of Clarington Report PSD -024-18 Page 10 5.6 The subject lands are within the Built Boundary. On an annual basis, urban areas across the Region shall be planned to accommodate a minimum 40 percent of all residential development occurring annually through intensification within built-up areas. The target for Clarington is 32 percent presently. Regional Centres and Transportation Hubs are to be a key focus of intensification. 5.7 The subject proposal does not conform to the policies of the Durham Regional Official Plan. Clarington Official Plan 5.8 The Clarington Official Plan designates the subject lands Urban Centre. Urban Centres shall be comprehensively developed to provide residential and/or mixed use developments in order to achieve higher densities, transit -oriented development and reinforce the objective of having a diverse mix of land uses. Urban Centres will be planned and developed as a centre of regional significance providing the highest level of retail and service uses and are the primary focal point of cultural, community, recreational and institutional uses in Clarington. Bowmanville has the predominant Urban Centres in Clarington. 5.9 The Bowmanville GO Rail Station is identified as a Transportation Hub. The lands around it are to develop as a mixed use, higher density place. The Clarington Official Plan requires Transportation Hubs areas to be developed at a minimum net density of 200 units per ha. The Official Plan states that the Municipality will work in partnership with the Province and the Region to provide a transit -supportive environment including directing density to Transportation Hubs, the Regional Transit Spine and Regional and Local Corridors. 5.10 Core objectives of the Official Plan are to encourage transit -supportive, mixed use and compact urban form in Priority Intensification Areas, which the subject lands are a part of. Available and planned public infrastructure should be used efficiently. Lands within the broader Urban Centre are to develop to a minimum net density of 120 units per hectare. Mixed-use and apartment buildings are to be the predominant housing form, ranging in height from 4 to 12 storeys. 5.11 The lands are located within the Built Boundary. The Municipality has an intensification target of at least 32% of all new residential units within the Built-up Area up to the year 2021, increasing to 40% thereafter to the year 2031. For Bowmanville, this means 4,150 new intensification units by the year 2031. The Bowmanville Urban Centres are identified as Priority Intensification Areas. 5.12 The Bowmanville West Urban Centre has a housing target by 2031 of approximately 3,000 units, including approximately 2,560 high density and 480 medium density units. 5.13 The development must satisfy the Official Plan's comprehensive Urban Design policies that encourage a high quality public realm, and give priority to sustainable design, including environment -first principles, walkability, land efficiency, compact and connected communities and resource and energy efficiency. Attractive and safe Municipality of Clarington Report PSD -024-18 Page 11 communities are encouraged to create a sense of place and a diversity of built form. The built form should facilitate active transportation and public transit. 5.14 The Municipality is in the process of updating the Secondary Plans to bring them into conformity with this Plan. Where there is a conflict or inconsistency with the Official Plan, the Secondary Plan will prevail, unless the conflict is associated with the density and intensification policies of the Official Plan, in which case the Official Plan shall prevail. The proposal does not conform to the Official Plan. Bowmanville West Town Centre Secondary Plan 5.15 The subject lands are designated as Medium Density Residential in the Bowmanville West Town Centre Secondary Plan. This designation allows for residential development having a density between 31 and 60 units per hectare. The subject application is at 43 units per hectare. Permitted dwelling types include townhouses, stacked townhouses, and low rise apartment buildings not exceeding three storeys in height. This designation is not consistent with the Official Plan which calls for a minimum net density of 120 units per hectare in Urban Centres and 200 units per hectare in Transportation Hubs. 5.16 In addition to the urban design and Urban Centre policies of the Official Plan that give direction to site design, the Bowmanville West Town Centre Secondary Plan contains detailed urban design policies, including Urban Design Guidelines, and policies specific to residential buildings and site layout. 5.17 The Municipality is in the process of updating the Secondary Plans to bring them into conformity with the Official Plan. The subject application conforms to the current Bowmanville West Town Centre Secondary Plan, but it is in conflict and inconsistent with the Official Plan regarding densities and intensification. 6. Zoning By-law Zoning By-law 84-63 zones the subject lands Agricultural (A) Zone. A rezoning is required to place the lands in an appropriate residential zone. Zoning By -Law amendments must conform to Provincial policy, as well as the Regional and Clarington Official Plan policies. 7. Summary of Background Studies Urban Design Brief 7.1 An Urban Design Brief was submitted June 12, 2017 in support of the rezoning and site plan applications for subject lands. An Urban Design Brief had previously been submitted covering lands both north and south of Clarington Boulevard, however it was not satisfactory concerning lands south of the future extension of Clarington Boulevard. The re -submitted Urban Design Brief is not satisfactory as it does not adequately address relevant policies of the 2017 Growth Plan and the policies of the Clarington Official Plan. Municipality of Clarington Report PSD -024-18 Functional Servicing Report Page 12 7.2 The Functional Servicing Report submitted with the application was deemed acceptable by Engineering Services and CLOCA. New development would connect to existing services available in the vicinity of the site. Existing services were previously sized to accommodate development of these lands, including the Aspen Springs stormwater management pond. Traffic Impact Study 7.3 The Traffic Impact Study assessed current and future traffic conditions and modelled the proposed developments (north and south sides of Clarington Boulevard) together with the completion of Clarington Boulevard. The study did not find any capacity or design issues to be addressed as a result of the proposed development. Noise and Vibration Feasibility Study 7.4 The Noise and Vibration Feasibility Study assesses both road and railway noise in accordance with Ministry of Environment and Climate Change (MOECC) guidelines. To mitigate noise impacts from road and rail traffic, certain units require central air conditioning, upgraded building and glazing constructions and possibly an acoustical fence and/or berm. The study finds that vibration levels are below the Canadian Pacific (CP) Railway and MOECC Guidelines, and vibration mitigation measures are not required. Energy Conservation and Sustainability Plan 7.5 The Energy Conservation and Sustainability Plan submitted with the applications provides a high level summary of sustainable development features of the development. Additional details are required to fully satisfy the policies of the Clarington Official Plan and Bowmanville West Town Centre Secondary Plan. Archaeological Assessment 7.6 A Stage 1 and 2 Archaeological Assessment was completed for the subject lands. The assessment did not identify any archaeological resources or sites requiring further assessment and no further study is required. Phase I Environmental Site Assessment 7.7 The Phase One Environmental Site Assessment does not identify any potential for environmental issues and no further study is required. Municipality of Clarington Report PSD -024-18 Page 13 8. Public Submissions 8.1 A Public Information Centre for both the MODO North and MODO South developments was held May 25, 2016 at the Holy Family Elementary School on Aspen Springs Drive in Bowmanville. Two Public Meetings were held for the same applications, the first being June 6, 2016 and the second being March 13, 2017. At the Public Meeting held on June 6, 2016, three residents spoke in opposition and one resident raised concerns with the application. At the Public Meeting held on March 13, 2017, one resident spoke in opposition to the applications. 8.2 During the public process, concerns raised related to: x Traffic, construction traffic, and intersection improvements; x Density, height and design of units; x Phasing of development; x Impacts to remaining property at southeast corner of Green Road and Prince William Boulevard; x Privacy and overlook from terraces; x Protection and preservation of mature trees on Green Road. 9. Agency Comments Regional Municipality of Durham 9.1 Regional Planning confirms that the lands are within a Regional Centre with a gross density target of 75 units per hectare and a target floor space index of 2.5. No concerns were raised from a servicing or transportation perspective. Conservation Authorities 9.2 Central Lake Ontario Conservation Authority has no objection to the proposed rezoning. CP Railway 9.3 CP Railway has no objections to the application. Kawartha Pine Ridge District School Board 9.4 Kawartha Pine Ridge District School Board has no objections. Students would attend Ross Tilley Public School and Clarington Central Secondary School. Other Agencies 9.5 Canada Post, Rogers and Enbridge have no objections to the application. Municipality of Clarington Report PSD -024-18 10. Departmental Comments Engineering Services Page 14 10.1 No objection to the proposed rezoning. It is noted that the applicant will be required to pay the Municipality for the storm water sewer stub off Green Road. Emergency and Fire Services 10.2 No concerns with the proposed rezoning. Operations Department 10.3 No objection to the proposed rezoning. 11. Discussion The site is within the predominant urban Centre of Clarington 11.1 The Bowmanville Urban Centres are predominant urban centre in Clarington. The Bowmanville East Urban Centre contains the historic downtown and major institutional facilities like the Municipal Administration Centre and the Lakeridge Health Bowmanville hospital. The Bowmanville West Urban Centre is planned to contain the highest concentration of retail, commercial, residential, recreational, and cultural uses. If there is anywhere in Clarington where higher density and mixed use development should be located to support the planned urban structure, it is within the Bowmanville West Urban Centre. The site is in close proximity to the future Bowmanville GO Rail station, a recognized Transit Hub 11.2 The Province's greater involvement in planning in recent years has been in part to provide better coordination of land use and transportation infrastructure planning. Developing Transportation Hubs of various sizes and magnitude is an important component of planning the Greater Toronto and Hamilton Area (GTAH) and Durham Region. 11.3 The future terminal station for the Lakeshore East rail line in Bowmanville will be one such Hub. Unlike many other GO Stations which are located away from Urban Centres, the extension of GO Rail Service to Bowmanville will service the urban centres of Oshawa and Bowmanville. The subject lands are within a 10 minute walk of the future Bowmanville station and therefore part of the Bowmanville Transportation Hub. Municipality of Clarington Report PSD -024-18 Page 15 Planning for higher densities around transit hubs is considered a key component needed to support higher levels of GO Rail transit service 11.4 The current provincial commitment for GO Rail service is only for peak hour service as of 2024. That is simply just four round trips a day: four departures in the morning and four return trips in the evening. The Municipality's government relations efforts have first focused on getting a commitment to build the extension and it is now to ensure the commitment is executed. Current and future government relations effort will focus on getting all day service to Bowmanville and eventually incorporation into the full Regional Express Rail (RER) network with frequent service. 11.5 In the recent Metrolinx draft Regional Transportation Master Plan, it notes: "Where and how transit stations are developed is a key to establishing an integrated transportation system in the GTAH. In our polycentric region, transit stations link up people with jobs, schools, work and amenities. Achieving enough density around stations is necessary to ensure that there is a significant two-way ridership on RER". 11.6 The Municipality's efforts to focus growth around Transportation Hubs helps to build the business case for improving levels of transit service over time. The Municipality's Official Plan states that the Municipality will "direct higher density development and economic activity around transportation hubs..."(19.4.4). To move from peak hour service, to all day service and eventually frequent service will only be accomplished if the Municipality does what it can to ensure that land use supports the infrastructure and service. 11.7 Current provincial policies are recommending a minimum density of 150 residents and jobs per gross hectare around major transit stations on the GO Rail network. The Regional Official Plan has a target of 75 units per gross hectare in Regional Centres and supports higher densities in Transportation Hubs. Gross density calculations include roads, parks, stormwater ponds, transit infrastructure, etc. so on a net basis, the density requirements is considerably higher. Combine the "take outs" noted above from the area -wide density calculation together with consideration of existing lower density development that will not easily redevelop, such as the single detached homes and low rise apartments on Aspen Springs Drive, then it will take considerable effort to meet the minimum gross density requirements around the station site. The Clarington Official Plan requires a minimum of 200 units per net hectare in the Transportation Hub area for new development sites in the Transportation Hub. 11.8 The MODO South application has the lowest net density of all Kaitlin projects in the Bowmanville West Urban Centre even though sites along Brookhill Boulevard are much further away, closer to 1,000 metres from the train station. To make up for the lower density on the MODO blocks, Kaitlin has proposed that their lands on the east end of the Bowmanville West Urban Centre be developed with 25 storey buildings and a floor space index of 4.5. Their submission to the Official Plan Review on this matter is contained in Attachment 1. Municipality of Clarington Report PSD -024-18 Page 16 11.9 While there may be some validity to higher density near Regional Road 57, the preliminary proposal has not been reviewed and it is very much out of scale with existing plans for the Bowmanville West Urban Centre. The viability and desirability will be considered in the Secondary Plan update. It would be better to have greater consistency across the Transportation Hub area rather than such a dramatic change in heights and densities to account for lower density on the MODO sites. Planning Policies for the Bowmanville West Town Centre are under review 11.10 Although the subject lands are currently designated Medium Density in the Bowmanville West Urban Centre Secondary Plan, the Municipality is commencing a planning exercise to bring the Secondary Plan into conformity with the Provincial Plans, the Regional Official Plan and the Clarington Official Plan. 11.11 Council has authorized the study to update the Bowmanville West and the Bowmanville East Urban Centre Secondary Plans. Consultant selection is underway. The contract was awarded by the General Government Committee on March 5t", to be confirmed by Council on March 19th .The study will commence shortly. ^� I Brookhill a — h' Lt Vard urplhty r a KV19 Street iN al Bowrnanvilfe West ` Urban CimtrQ t� y0 t Study Area 0.r ��}t� � �f r � �3�K41fB �— j aspen's L L� I � r ri 7 r _I 900. from Go staiion Ofd = Ex+sling Smndary Plan Addilwnal Study Area y Figure 8: Bowmanville West Urban Centre Study Area 11.12 Approval of the subject application on a significant site in close proximity to the GO Rail Station will frustrate the opportunities to be explored through the Municipality's Secondary Plan Update. Municipality of Clarington Report PSD -024-18 Page 17 The site is well suited for higher densities in relation to surrounding land uses 11.13 From a compatibility perspective, the greater part the site is not immediately abutting low density residential areas. To the north will be medium density townhouses (MODO North), to the east are proposed 12 storey apartments; to the south is the CP and future GO Transit railway lines and beyond are three storey apartment buildings, and to the west across Green Road, is a park. There are some single detached homes at the corner of Boswell Avenue and Green Road. Much greater densities can be built on site incorporating a transition with lower heights towards Green Road. Numerous opportunities for townhouse development in Bowmanville 11.14 From a housing diversity and supply perspective, there are numerous opportunities for townhouse development throughout Bowmanville whereas there are very limited locations where the highest densities in Clarington are permitted. The proposed development of a MODO South townhouse block is the type of development that could occur in most residential neighbourhoods. Indeed Kaitlin has developed a similar block on McBride Avenue west of Green Road. Kaitlin is proposing traditional, dual frontage, stacked and back-to-back townhouses on other sites, specifically: x 127 townhouse units on the south side of Brookhill Boulevard west of Green Road; x 343 townhouse units in the Lakebreeze development in Port Darlington; x A townhouse block (undetermined number of units) called Aspen Gardens at Baseline and Green Road; x An undetermined number of units at 2020 Lambs Road (Camp 30 site); and x An undetermined number of units in Soper West neighbourhood In addition to Kaitlin's sites, many other developers have townhouse blocks in process. 11.15 There are other areas where this form of development and type of housing could be integrated successfully. However, within the framework of the Provincial, Regional and Clarington Plans, higher densities are most appropriate around the Bowmanville GO Transportation Hub and Bowmanville West Town Centre. Why is this block different from MODO North? 11.16 Ideally MODO North and even the low rise apartment units along Aspen Springs Drive should have been planned at higher densities given its proximity to the Transportation Hub and location in the Bowmanville West Urban Centre. 11.17 The zoning approval of the MODO North parcel (Block 1 as identified in Report PSD - 025 -18) was approved by Council on April 17, 2017 prior to the Region's approval of the Official Plan. The current applications by WED Investments and Devon Daniell are smaller parcels entirely dependent on the original MODO North parcel for vehicular access. They complete the original development concept previously approved on the MODO North parcel. Municipality of Clarington Report PSD -024-18 Page 18 11.18 In the transition to the new policies of the Clarington Official Plan to implement the Provincial and Regional Plans, staff sought to work with Kaitlin to achieve: x greater densities and apartment units on the MODO South site; x allow some of the lands designated "Medium Density" to be developed for higher densities (part of the 51 Clarington Boulevard application); and x allow the balance of lands related to the MODO North site be completed as originally conceived. Transition to surrounding neighbouring areas across Green Road 11.19 The subject block can be designed with much higher densities facilitated with underground parking that is appropriate for the Transportation Hub Area while still having consideration for the areas to the west through stepping down height across the site. As noted above, in many ways the site is ideally suited for mid -rise development having consideration for existing and future land uses. The proposed development is not good planning 11.20 The primary concern with this important development site is the question of density in Clarington's primary Urban Centre and in proximity to the future GO Train station site. The proposed townhouse development on the MODO South site at 43 units per net hectare will be an impediment on achieving desirable densities for the area. The Transportation Hub density should not be achieved by averaging out with 25 storey buildings at approximately 500 units per hectare on other Kaitlin sites within the Urban Centre as proposed in their submission on the Clarington Official Plan. Given the existing development around the site are single detached and lower rise apartment condominiums built in Aspen Springs, there are limited opportunities increasing area wide densities to meet the Transportation Hub targets. 11.21 The Clarington Official Plan as amended by OPA 107 included a provision that indicated that in the event of a conflict between the Secondary Plan and the Official Plan with respect to density and intensification, the provisions of the Official Plan took precedence. This policy was included and approved by the Region, recognizing the urgency to ensure that the time it would take to update Secondary Plan would not be an impediment to implementing the Regional Official Plan and the Provincial Growth Plan. 11.22 It is recognized that townhouses are very marketable and that higher density apartments may take longer to build. As noted above, there are many other opportunities for townhouse development in Bowmanville. However the provincial infrastructure investment in GO Rail service is a significant long term investment. The Municipality needs to plan for the long term development and redevelopment of the Bowmanville West Urban Centre, including both residential and commercial lands. Municipality of Clarington Report PSD -024-18 Page 19 11.23 The Municipality has aligned is fiscal planning around the important goal of achieving higher densities around the future GO Station. In this regard, the Municipality enacted a development charge exemption of 50 percent of the eligible development charges for masonry clad buildings 6 stories or greater for the Bowmanville West Urban Centre. 11.24 It is understood that higher density development is harder to develop in this part of the GTA. The availability of rental housing in Clarington, whether purpose built or the result of renting condominium units, is very low. The current vacancy rate for rental apartments in Clarington is 0.4 %. Anything below 3% is considered low and as such does not afford much choice in rental accommodation and contributes to pressure on rental rates. Increasing the number of rental units or potential rental units in an area that is planned and primed for higher densities will help to alleviate this problem. 11.25 Townhouse units are generally not accessible to persons with mobility challenges. By their nature, apartments are one of the few housing forms that can be readily used to people with mobility challenges. Being located in the Urban Centre is a benefit with persons with mobility issues due to the close proximity of many services and amenities. 12. Concurrence Not Applicable. 13. Conclusion 13.1 The policy framework for the lands surrounding the future GO Train station in Bowmanville have been in flux in recent years with the adoption of Regional Official Plan Amendment 128, Clarington Official Plan Amendment 107 and changes to the Growth Plan that requires all decisions of Council after July 1, 2017 to conform to the provincial direction. 13.2 The requested zoning for the subject lands does not implement the policies of the 2017 Growth Plan, the Regional Official Plan or the Clarington Official Plan to develop a transportation hub with higher density mixed-use development within the walking distance of the future terminal GO Rail station. In consideration of all comments and issues raised in this report, it is respectfully recommended that the rezoning application to permit 103 townhouses on Block 2 of Plan 40M-2601 be denied. 14. Strategic Plan Application The recommendations contained in this report conform to the Strategic Plan. Municipality of Clarington Report PSD -024-18 Submitted by: David J. Crome, MCIP, RPP Director of Planning Services Page 20 Reviewed by: for CAO Andrew C. Allison, B.Comm, LL.B Chief Administrative Officer Staff Contact: Anne Taylor Scott, 905-623-3379 ext. 2424 or ataylorscott(a),clarington.net Attachment: Attachment 1: Letter from Kaitlin Corporation, dated September 23, 2016 ATS/CP/tg/nl I:\ADepartnnent\LDO NEW FILING SYSTEMWpplication Files\ZBA-Zoning\2016\ZBA2016-0010 MODO\Staff Report\Block 2 - Jan, 2018\PSD-024-18.do The following is a list of the interested parties to be notified of Council's decision: Enzo Bertucci Sam & Corinne Marmara Karen Muir Jayne Daniel Bill & Marg Todd Rob & Amy Wilson Pauline Cuccio Edith Roy Andy Brown Henry Wildeboer Chris Snow Jonathan and Jessie Stagg Valiant Rental Inc. Justine Verkuyl Elizabeth Nesbitt Ari Yapa FAI"ITLIN COR PO RATION September 23, 2016 Mr. David Crome, Director of Planning Services The Municipality of Clarington 40 Temperance Street Bowmanville, Ontario LIC 3A6 Dear Sir Re: Municipality of Clarington — Official Plan Amendment Request for Consideration — Urban Centre Please accept this letter along with plans and image attachments for your consideration of Clarington's Official Plan Amendment. In review of the Town's Draft Official Plan 2016 document, we see that under Table 4-2 and specifically the Urban Centres section the following applies: General Locational Minimum Gross Standard Minimum and Maximum Hei ht (storeys) 4-12 Predominant Residential Built Form and DeusiL, Units Per Gross Hectare 75 and a target Criteria Urban Centres Mix Mid Rise: 4-6 storeys i40%l High Rise: 7-12 storeys (60%) 1 Includes: Mixed use buildin s, apartments floor space index of 2.5 We would like to implement the following changes in red bold for our Sites in our West Bowmanville Corporate Centre: Should you require further discussion or information regarding this matter, please do not hesitate to contact the undersigned. Yours very truly, Enzo Bertucci Director, Land Development 28 Sandiford Drive, Suite 201, Stouffville, ON L4A 1L8 T905-642-7050 F905-642-8820 Einfo@kaitlincorp.com KaitlinCorp.com -F- - IAEKNAFa AaT Minimum Gross Standard Density Units Per Gross General Locational Minimum and Maximum Predominant Residential Built Form and Criteria nlix Hectare Hei ht storeys Mid Rise: 4-6 storeys 75 and a target High Rise: 7-25 storeys Urban Centres floorspace index 4-25 f 4.5 1 Includes: Mixed use buildings—apartments Should you require further discussion or information regarding this matter, please do not hesitate to contact the undersigned. Yours very truly, Enzo Bertucci Director, Land Development 28 Sandiford Drive, Suite 201, Stouffville, ON L4A 1L8 T905-642-7050 F905-642-8820 Einfo@kaitlincorp.com KaitlinCorp.com -F- - IAEKNAFa AaT KING SfRtt� P, FUTURE w GO STATION SITE • • • • • • PEDESTRIAN WALKWAY CONTAMINATED SITE Hi ciK r_(x;e_(m xw Lr --z �vlt,�.1ING, r ►� MAP A LAND USE BOWMANVILLE WEST TOWN CENTRE SECONDARY PLAN FEBRUARY, 2014 THIS CONSOLIDATION IS PROVIDED FOR CONVENIENCE ONLY I WEST TOWN CENTRE BOUNDARY 17777-1 MEDIUM DENSITY RESIDENTIAL LOW RISE HIGH DENSITY RESIDENTIAL MID RISE HIGH DENSITY RESIDENTIAL STREET -RELATED COMMERCIAL OFFICE COMMERCIAL ® GENERAL COMMERCIAL COMMUNITY FACILITY CP COMMUNITY PARK NEIGHBOURHOOD PARK ENVIRONMENTAL PROTECTION AREA KING SfRtt� P, FUTURE w GO STATION SITE • • • • • • PEDESTRIAN WALKWAY CONTAMINATED SITE Hi ciK r_(x;e_(m xw Lr --z �vlt,�.1ING, r ►� MAP A LAND USE BOWMANVILLE WEST TOWN CENTRE SECONDARY PLAN FEBRUARY, 2014 THIS CONSOLIDATION IS PROVIDED FOR CONVENIENCE ONLY I 4 " aN i� oil oil M --� :ao11:1M ^- ' immm.7- -W� 1-llii[ li ■ISE . �� �e :� rr rr KIRKOR ARCHITECTS+ PLANNERS all i �fjy it IUL 4 KIRKOR ARCHITECTS+ PLANNERS .MR 5 i �fjy it IUL 4 KIRKOR ARCHITECTS+ PLANNERS ., 6mWv%`- +, W on jog r* ,JOIN r M Jim P} : low 41 . 111,111 hLs .-ONE Il l rr � _ ' �-- �� •J ��� � � *`., y�.. vi=a rs. ,� .1 1� 1. �_ ",�}'F� - 60 L -Id INTENSIFICATION ST CLARINGTON MIXED -USF DEVELOPMENT MIXED USE— RESIDENTIAL PROJECT NO. 16-090 September 19, 2 - SCALE 1:1000 I I I I I I I I CLARINGTON, ON \ I � I \ �- -V-eC fE; pNr I c O: ONi Z k; .\ L -E k; OUTDOOR .\ AMENITY o W T me I A � r z o 3 LEVELS BELOW GRADE PARKING 0(TOTAL 698 UNITS & 1,047 CARS) rn a/wwwwwwwwu/,/AIAI a/u/ POTENTIAL GO STATION SITE 2.557+/- acres i f—i LB, I BUILDINGIC 5 STORE ----Y CONDOMINIUM I(TOTAL: 230 UNITS) I I I 3 LEVELS PARKING ONE LEVEL BELOW GRADE & 2 LEVELS PODIUM I (TOTAL 746 UNITS & 1,119 CARS) I I I — i I P /0 I3�\ ,9>>� s9� . ?Sl IBI BUILDING E3 STOREY TOWNHOUSE (6 UNITS) � D z6on �//✓�7l% 6 7 (i/V BUILDINGI B / 5 STORE / CONDOMINIUM (GREENSTOREY TOTAL: 230 UNITS) / — KIRKORARCHITECTS + PLANNERS 20 Martin Ross Avenue, Toronto, Ontario, M3J 21<8 T(416) 665-6060, F(416) 665-1234,—kirkomrchitects.con, INTENSIFICATION STUDY - AERIAL VIEW FROM NORTH CLA.ZINGTON MIXED -US' DEVEL.--..,PMENT MIXED USE- RESIDENTIAL I CLARINGTON, ON 4 PROJECT NO. 16-090 September 19, 2016 SCALE - NTS - ----------- l�X 4L KIRKOR ARCHITECTS + PLANNERS 20Martin Ross Avenue, Toronto, Ontario, M3J 2K8 T(416) 665-6060, F(416) 665-1234, wr irkomrchitects. INTENSIFICATION STUDY - SITE 'A' (4.5 DENSITY) CLARINGTON MIXED -USF DEVELOPMENT MIXED USE- RESIDENTIAL I CLARINGTON, ON I PROJECT NO. 16-090 September 19, 2016 SCALE 1:750 A- t \TRFFT Site 'A' 1.0 ISITEAREA 1.1 SiteArea sq.m. sq.fl. Residential Area 14,981.70 161,262 Park Area 1,310.85 14,110 Total Site Area 16,292.55 175,372 2.0 jProposad GFA (Condominium 8 Commercial) 2.1 Proposed GFA -Building A (Condominium) floors sq.m. sq.m. sq.fl. Lew 1 1 x 1,500.00 1,500.00 16,146 Lekel 2 1 x 500.00 500.00 5,382 Lewis 3 1012 10 x 1,400.00 14,000.00 150,695 Total GFA - Building A (Condominium) 16,000.00 150,695 2.2 Proposed GFA - Builtling B (Condominium) floors sq.m. sq.m. sq.fl. Leel 1 1 x 1,000.00 1,000.00 10,764 Lew2 1 x 500.00 500.00 5,382 Lewis 3 to 12 10 x 750.00 7,500.00 801729 Total GFA - Building B (Condominium) 9,000.00 96,875 2.3 Proposed GFA - Builtling C (Condominium) floors sq.m. sq.m. sq.fl. Le. 1 1 x 800.00 500.00 8,611 Le2 1 x 500.00 500.00 5,382 Lewis 3 1025 23 x 900.00 20,700.00 222,813 Total GFA - Building C (Condominium) 22,000.00 236,806 2.4 Proposed GFA - Builtling D (Condominium) floors sq.m. sq.m. sq.fl. Lekel 1 1 x 800.00 800.00 8,611 Level 2 1 x 500.00 500.00 5,382 Lewis 3 to 25 23 x 900.00 20,700.00 222,813 Total GFA - Building D (Condominium) 22,000.00 236,806 2.5 Proposed GFA - Builtling E (Commercial) floors sq.m. sq.m. sq.fl. L. 1 1 x 1,450.00 1,450.00 15,808 Level 2 1 x 1,337.08 1,337.08 14,392 Total GFA - Building E (Commercial) 2,787.08 30,000 2.6 Proposed GFA - Underground Parking sq.m. sq.fl. 3 Levels Below Grade Parking 1,525.00 16,415 Total GFA- Underground Parking 1,525.00 16,415 2.7 Total Proposed GFA sq.m. sq.fl. Proposed GFA -Building A(Condominium) 16,000.00 150,695 Proposed GFA- Builtling B(Condominium) 9,000.00 96,875 Proposed GFA- Builtling C(Condominium) 22,000.00 236,806 Proposed GFA -Building D( Condominium) 22,000.00 236,808 Proposed GFA-Builtling E(Commerda0 2,787.08 30,000 Proposed GFA -Underground Parking 1,525.00 16,415 Total Proposed GFA 73,312.08 767,597 3.0 Proposed Density - FSI Total Proposed GFA / Site Area 4.600 4.0 jUnit Count 4.1 Building A (Condominium) floors Units We We n/a Total Leel 1 1 x 0 + 0 + 0 + 0 0 Lew 2 1 x 5 +0 +0 +0 5 Lewis 3 to 12 10 x 14 + 0 + 0 + 0 140 Total Building A - Units 145 .0 +0 +0 145 Percentage of Total Units (19.73%) (0.00%) (0.00%) (0.00%) (19.7%) 4.2 Building B (Condominium) floors Units n/a n/a n/a Total Levels 1 102 2 x 5 + 0 + 0 +0 10 Lewis 3 1012 10 x 10 + 0 + 0 +0 100 Total Building B - Units 110 0+0 +0 +0 110 Percentage of Total Units (14.97%) (0.00%) (0.00%) (0.00%) (15.0%) 4.3 Building C (Condominium) floors Units n/a We n/a Total Lews 1 102 2 x 5 +0 +0 +0 10 Lewis 3 1025 23 x 10 + 0 + 0 + 0 230 Total Building C - Units 240 + 0 +0 +0 240 Percentage of Total Units (32.65%) (0.00%) (0.00%) (0.00%) (32.7%) 4.4 Building D (Condominium) floors Units rVa We n/a Total Lew ls 1 102 2 x 5 +0 + 0 + 0 10 Lewis 3 1025 23 x 10 +0 + 0 + 0 230 Total Building D - Units 240 +0 + 0 +0 240 Percentage of Total Units (32.65%) (0.00%) (0.00%) (0.00%) (32.7%) 4.5 Total Number of Units (Excludes guest suites) 735 +0+0 + 0 735 (100.00%) (0.00%) to 00%) (0.00%) 5.0 lVehicular Parking 5.1 Condominium Parking Required (Agincourt Commu it y By-law 10071 ratio units spaces 2 1/2 Levels Below Garde Parking 1.50 x 735 1,103 5.2 Commercial Parking Required ratio spaces 2 1/2 Lewis Beim Gratle Parking 1 space / 30 m' 93 5.3 Total Parking Required Total Condominium Parking Required(Agincourt Community B) -law 10076) 1,103 Commercial Parking Required 93 Total Parking Required 1,196 KIRKOR ARCHITECTS + PLANNERS 20 Martin Ross Avenue, Toronto, Ontario, M3J 2K8 T(416) 665-6060, F(416) 665-1234, www.kirkororchitects.com INTENSIFICATION STUDY - SITE A- VIEW FROM NORTHEAST CORNER CLArZINGTON MIXED—USr DEVEL%.oPMEN1 MIXED USE- RESIDENTIAL I CLARINGTON, ON PROJECT NO. 16-090 September 19, 2016 SCALE - NTS 4L KIRKOR ARCHITECTS + PLANNERS 20Martin Ross Avenue, Toronto, Ontario, M3J 2K8 T(416) 665-6060, F(416) 665-1234, wwa..kirkorarchitects.com INTENSIFICATION STUDY - SITE 'B' (4.5 DENSITY) CLARINGTON MIXED-USE DEVELOPMENT MIXED USE- RESIDENTIAL I CLARINGTON, ON KAITLIN GROUP PROJECT NO. 16-090 September 19, 2016 SCALE 1:750 s- --- - - - - - - -4111111111111111 PRINCE WILLIAM BLVD Site 'B' 1.1 Site Area sq.m. sq.ft. Residential Area 17,939.75 193,102 Total Site Area 17,939.75 193,102 2.0 Proposed GFA (Condominium & OtBce Building) 2.1 2.2 2.3 Proposed GFA - Building C (Condominium) floors sq.m. sq.m. sq.ft. Level 1 11 800.00 800.00 8,511 Level 2 1 x 500.00 500.00 5,382 Levels 3 to 25 23 x 900.00 20,700.00 222,813 Total GFA - Building C (Condominium) 22,000.00 236,806 2.4 Proposed GFA - Building D (Townhouse) floors sq.m. sq.m. sq.ft. Levels 1 tc3 3 x 450.00 1,350.00 14,5311 Total GFA - Building D (Townhouse) 222,813 1,350.00 14,531 2.5 Proposed GFA - Building E (Townhouse) floors sq.m. sq.m. sq. ft. Levels 1 to 3 x 850.00 2,550.00 27,448 Total GFA - Building E (Townhouse) 1,825.00 19,644 2,550.00 27,448 2.6 Proposed GFA - Underground Parking 843,083 12 +0 sq.m. sq. ft. 3 Levels Parking (1 Level Below Grade & 2 Levels Podium) 276 + 0 1,825.00 19,644 Total GFA - Underground Parking (37.00%) (0.00%) 1,825.00 19,644 --- - - 1 BUILDING D- I I �B BUILDING E I 3 STOREY TOWNHOU 3 STOREY TOWNHOUSE 1 BUILDING Ii C (4 UNITS) (6 UNITS) 5 STORE CONDOMINIUM 1 (TOTAL: 230 UNITS) D 4&, o �'O G 0 ***41) 1 2j �i(i 1 3 LEVELS PARKING BUILDING B Z5STOREY / I ONE LEVEL BELOW GRADE & 2 LEVELS PODIUM _ ----j 2 STOREY (TOTAL 746 UNITS & 1,119 CARS) CONDOMINIUM (GREEN ROOF) 1 (TOTAL: 230 UNITS) / I ' 1 / I- - - - - - - - - - - ' 1 - - - - - - - CANADIAN PACIFIC RAILWAY 3.0 4.0 4.1 4.2 4.3 4.4 4.5 4.6 5.0 5.1 2.7 Total Proposed GFA sq.m. sq.ft. Proposed GFA- Builtling A(Condominium) 31,000.00 321,841 Proposed GFA- Buil di ng B(Condominium) 22,000.00 222,813 Proposed GFA -Building C(Condominium) 22,000.00 236,806 Proposed GFA- Building D (Townhouse) 1,350.00 14,531 - Proposed GFA- Buil ding E( Townhouse) 2,550.00 27,448 Total Proposed GFA- Underground Parking 1,825.00 19,644 +0 +0 Total Proposed GFA 80,725.00 843,083 --- - - 1 BUILDING D- I I �B BUILDING E I 3 STOREY TOWNHOU 3 STOREY TOWNHOUSE 1 BUILDING Ii C (4 UNITS) (6 UNITS) 5 STORE CONDOMINIUM 1 (TOTAL: 230 UNITS) D 4&, o �'O G 0 ***41) 1 2j �i(i 1 3 LEVELS PARKING BUILDING B Z5STOREY / I ONE LEVEL BELOW GRADE & 2 LEVELS PODIUM _ ----j 2 STOREY (TOTAL 746 UNITS & 1,119 CARS) CONDOMINIUM (GREEN ROOF) 1 (TOTAL: 230 UNITS) / I ' 1 / I- - - - - - - - - - - ' 1 - - - - - - - CANADIAN PACIFIC RAILWAY 3.0 4.0 4.1 4.2 4.3 4.4 4.5 4.6 5.0 5.1 4L KIRKOR ARCHITECTS + PLANNERS / 20 Martin Ross Avenue, Toronto, Ontario, M3J 2K8 T(416) 665-6060, F(416) 665-1234, www.kirkomrchitects.com Proposed Density - FSI Total Proposed GFA / Site Area 4.500 Unit Count Building A (Condominium) floors Units rda his We Total Levels 1 to 2 x 0 +0 +0 +0 0 Levels 3 to 25 23 x 12 +0 + 0 + 0 276 Total Building A - Units 276 + 0 '0 +0 276 Percentage of Total Units (37.00%) (0.00%) (000%) (0.00%) (37.0%) Building B (Condominium) floors Units We We his Total Levels 1 to 2 x 0 +0 +0 +0 0 Levels 3 to 25 23 x 10 + 0 + 0 + 0 230 Total Building B - Units 230 + 0 + 0 + 0 230 Percentage of Total Units (30.83%) (0.00%) (0.00%) (0.00%) (30.8%) Building C (Condominium) floors Units n/a his his Total Levels 1 to 2 x0 +0 +0 +0 0 Levels 3 to 25 23 x 10 +0 + 0 + 0 230 Total Building C - Units 230 + 0 +0 + 0 230 Percentage of Total Units (30.83%) (0.00%) (o.00%) (0.00%) (30.8%) Building D (Townhouse) floors Units his n/a We Total Level 1 1 x 4 +0 +0 +0 4 Total Building D- Units4 +0 +0 +0 4 Percentage of Total Units (0.54%) (000%) (0.00%) (0.00%) (0.5%) Building E (Townhouse) floors Units his We his Total Level 1 1 x 6 +0 +0 +0 6 Total Building E- Units 6 +0 '0 +0 6 Percentage of Total Units (0.80%) (000%) (0.00%) (0.00%) (0.8%) Total Number of Units (Excludes guest suites)746 +0 +0 +0 746 (100.00%) (o.00%) (0.00%) (0.00%) Vehicular Parking Parking Required (Agincourt Community By-law 10076) ratio units spaces 3 Levels Parking (1 Level Below Grade & 2 Levels Podium) 1.50 x 748 1,118 4L KIRKOR ARCHITECTS + PLANNERS / 20 Martin Ross Avenue, Toronto, Ontario, M3J 2K8 T(416) 665-6060, F(416) 665-1234, www.kirkomrchitects.com INTENSIFICATION STUDY - SITE B-VIEWFROMSOUTH CLArZINGTON MIXED -USF DEVEWPMENI MIXED USE- RESIDENTIAL I CLARINGTON, ON PROJECT NO. 16-090 September 19, 2016 SCALE - NTS 4L KIRKOR ARCHITECTS + PLANNERS 20Martin Ross Avenue, Toronto, Ontario, M3J 2K8 T(416) 665-6060, F(416) 665-1234, wwa..kirkorarchitects.com INTENSIFICATION STUDY - SITE 'C' (4.5 DENSITY) CLARINGTON MIXED-USE DEVELOPMENT MIXED USE- RESIDENTIAL I CLARINGTON, ON KAITLIN GROUP I PROJECT NO. 16-090 1 September 19, 201( / � \\ SCALE 1:750 I I II Na I 1 \ I I 0I \ D Z u,l r 0 cn1 r�` \ N \ O �I \ I I 001Z \ CZrnIG) in � \ OUTDOOR \` AMENITY \ o W �- I - m \ I I Z o 3 LEVELS BELOW GRADE PARKING N = Z (TOTAL 698 UNITS & 1,047 CARS) I I Orn N \1/\1/\1/\1/11/1 ^' \ \I/ \I/ \I/ \I/ \I/ \I/ \I/ 11/ \I/ \I/ \I/ \I/ 11/ \116 I \ _' ����_1 ������ I \ I I Gil BUILDING A 125 STOREY I BUILDING D C(, NDOMINIOM 3 STOREY TOWNHOUSE (TONAL: 230 UNITS) (4 UNITS) I I i 1 - -- PRINCE PRINCE WILLIAM BLVD Site 'C' 1.0 ISITE AREA 1.1 Site Area sq.m. sq.ft. Residential Area 13,382.17 144,044 Total Site Area 13,382.17 144,044 2.0 Proposed GFA (Condominium & Office E vilding) 2.1 Proposed GFA - Building A (Condominium) floors sq.m. sq.m. sq.ft. Leel 1 1 x 1,000.00 1,000.00 10,764 Levels 2 W 25 24 x 750.00 18,000.00 193,750 Total GFA - Building A (Condominium) 19,000.00 193,750 2.2 Proposed GFA - Building B (Condominium) floors sq.m. sq.m. sq.ft. Leel 1 1 x 1,000.00 1,000.00 10,764 Levels 2 m 25 24 x 750.00 18,000.00 193,750 Total GFA - Building B (Condominium) 19,000.00 193,750 2.3 Proposed GFA - Building C (Condominium) floors sq.m. sq.m. sq.ft. Leel 1 1 x 1,000.00 1,000.00 10,764 Levels 2 m 25 24 x 750.00 18,000.00 193,750 Total GFA - Building C (Condominium) 19,000.00 204,514 2.4 Proposed GFA - Building D (Townhouse) floors sq.m. sq.m. sq.ft. Levels 1 to 3 x 450.00 1,350.00 14,531 Total GFA - Building D (Townhouse) 1,350.00 14,531 2.5 Proposed GFA - Building E (Townhouse) floors sq.m. sq.m. sq.ft. Levels 1 ho 3 x 450.00 1,350.00 14,531 Total GFA - Building E (Townhouse) 1,350.00 14,531 2.6 Proposed GFA - Underground Parking sq.m. sq.ft. 3 Levels Below Grade Parking 525.00 5,651 Total GFA - Underground Parking 525.00 5,651 2.7 Total Proposed GFA sq, m. sq.ft. Proposed GFA -Building A(Condominium 19,000.00 193,750 Proposed GFA -Building B (Condominium 19,000.00 193,750 Proposed GFA- Buil ding C(Condominium 19,000.00 204,514 ProPosed GFA -Building D (Townhouse) 1,350.00 14,531 Proposed GFA -Building E (Townhouse) 1,350.00 14,531 Proposed GFA- Underground Parking 525.00 5,651 Total Proposed GFA 60,225.00 626,727 3.0 Proposed Density -FSI Total Proposed GFA / Site Area 4.500 4.0 Unit Count 4.1 Building A (Condominium) floors Units fila n/a n/a Total Levels 1 to 2 x 0 +0 +0 +0 0 Levels 3 025 23x 10 +0 +0 +0 230 Total Building A - Units 230. 0 +0 +0 230 Percentage ofTotal Units (32.95%) (0.00%) (0.00%) (0.00%) (33.0%) 4.2 Building B (Condominium) floors Units n/a n/a n/a Total Lew:ls 1 tot 2x 0 +0 +0 +0 0 Levels 3 to 25 23 x 10 + 0 + 0 + 0 230 Total Building B - Units 230 + 0 +0 +0 230 Percentage of Teta/ Unit, (32.95%) (0.00%) (0.00%) (0.00%) (33.0%) 4.3 Building C (Condominium) floors Units fi/a We We Total Leel, 1 tot 2 x 0 +0 +0 +0 0 Levels 3 W25 23 x 10 + 0 + 0 + 0 230 Total Building C - Units 230 + 0 +0 +0 230 Percentage of Total Units (32.95%) (0.00%) (0.00%) (0.00%) (33.0%) 4.4 Building D (Townhouse) floors Units fila n/a fila Total Leel 1 1 x 4 +0 +0 +0 4 Total Building D- Units 4+0 +0 +0 4 Percentage of Total Units (057%) (000%) (000%) (000%) (0.6%) 4.5 Building E (Townhouse) floors Units n/a n/a n/a Total Leel 1 1 x 4 +0 +0 +0 4 Total Building E- Units 4 +0 +0 +0 4 Percentage ofTotal Units (0.51%) (0.00%) (0.00%) (0.00%) (0.6%) 4.6 Total Number of Units (Excludes guest suit s) 698 +0 +0+0 698 (,00.00%) (0.00%) (0.00%) (000%) 5.0Vehicular Parkin 5.1 Packing Required (Agincourt Community By 4a. 10076) ratio units spaces 3 Leets Below Grade Parking 1.50 x 698 1,047 4L KIRKOR ARCHITECTS + PLANNERS 20 Martin Ross Avenue, Toronto, Ontario, M3J 21<8 T(416) 665-6060, F(416) 665-1234, www.kirkomrchitecls.com INTENSIFICATION STUDY - SITEC -VIEW FROM SOUTHWEST CLArZINGTON MIXED -USF DEVELOPMEN) MIXED USE- RESIDENTIAL I CLARINGTON, ON PROJECT NO. 16-090 September 19, 2016 SCALE - NTS KIRKOR ARCHITECTS + PLANNERS 20Martin Ross Avenue, Toronto, Ontario, M3J 2K8 T(416) 665-6060, F(416) 665-1234, wwa..kirkorarchitects.com